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Featured local agent — Amherst, NY
Sarah Mitchell
Compass Real Estate · Amherst, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Amherst, NY Housing Market
The last median sale price Redfin published was $385,000, +3.4% year over year (through May 2026). With 1.6 months of supply and homes going under contract in about 9 days, Amherst is a strong seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $385,000 home is about $1,979/mo in principal and interest.
Key numbers for Amherst, NY
Median sale price
$385,000
+3.4% year over year
Redfin, through May 2026
Days on market
9
Fast-moving
Redfin, through May 2026
Active listings
121
1.6 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Sale-to-list ratio
107.7%
Selling above asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Amherst a buyer's or seller's market?
Amherst, NY is a strong seller's market, based on 1.6 months of supply and homes selling in about 9 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Amherst housing market data show?
Every row below is Redfin's final published month for Amherst, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $385,000 |
| Median list price | $360,000 |
| Year-over-year price change | +3.4% |
| Median price per sq ft | $227/sq ft |
| Median days on market | 9 days |
| Active inventory | 121 listings |
| Months of supply | 1.6 months |
| Sale-to-list price ratio | 107.7% |
| Homes sold (that month) | 77 |
| New listings (that month) | 147 |
| Listings with a price cut | 28.9% |
| Market condition | Strong seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Amherst is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Amherst is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Amherst home prices moved?
Over the last three years the median sale price in Amherst, NY rose 16.5%, from $330,333 to $385,000. 28.9% of Amherst listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 1.6 months while the sale-to-list ratio slips below its current 107.7%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Amherst?
Priced off the median sale price of $385,000 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $77,000 | $308,000 | $1,979/mo |
| 5% | $19,250 | $365,750 | $2,350/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,979, that implies roughly $84,827 a year before you add taxes and insurance. We do not hold a Census income figure for Amherst, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Amherst in the next 12 months?
Tell us your timeline. We send the Amherst market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Amherst?
Zillow does not publish a rent index (ZORI) for Amherst, NY, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Amherst?
Active listings in Amherst, NY went from 134 in May 2025 to 121 in May 2026, a -9.7% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 173 | 188 |
| July 2025 | 156 | 156 |
| August 2025 | 163 | 152 |
| September 2025 | 155 | 121 |
| October 2025 | 142 | 120 |
| November 2025 | 113 | 72 |
| December 2025 | 82 | 45 |
| January 2026 | 88 | 71 |
| February 2026 | 72 | 50 |
| March 2026 | 88 | 99 |
| April 2026 | 113 | 159 |
| May 2026 | 121 | 147 |
Redfin, through May 2026
How does Amherst compare to New York and the U.S.?
Amherst homes sell for $385,000 — 38% below the New York median of $620,500. Against the national median of $410,700, Amherst runs 6% lower. Year-over-year, Amherst moved +3.4% against New York's +5.1% — a smaller swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Amherst, NY | $385,000 | +3.4% | 9 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Amherst
What buyers should watch
- Months of supply, currently 1.6. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 28.9%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $371 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $385,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Amherst listing goes under contract in 9 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 107.7% of asking. Price at the number you want and let competition do the rest.
- In the last published month Amherst added 147 new listings against 77 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Amherst varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Amherst
There are currently 121 homes listed for sale in Amherst, New York. The median listing price is $360K.
Active listings
121
Homes on market
Median list price
$360K
Avg. days on market
9
Days until sale
New this week
147
Newly listed
How much do homes cost in Amherst by property type?
How the Amherst, NY market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $402,500 | $230/sq ft | 59 | 8 days |
| Condo / co-op | $251,000 | $207/sq ft | 14 | 17 days |
| Townhouse | $352,000 | $196/sq ft | 3 | 49 days |
Which public schools serve Amherst?
9 schools tracked · 6,165 students
The largest public schools serving Amherst, NY by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
SWEET HOME SENIOR HIGH SCHOOL
Grades 9-12 · 1,091 students
AMHERST CENTRAL HIGH SCHOOL
Grades 9-12 · 886 students
SWEET HOME MIDDLE SCHOOL
Grades 6-8 · 800 students
WINDERMERE BLVD SCHOOL
Grades PK-5 · 761 students
SMALLWOOD DRIVE SCHOOL
Grades PK-5 · 679 students
AMHERST MIDDLE SCHOOL
Grades 6-8 · 646 students
MAPLEMERE ELEMENTARY SCHOOL
Grades K-6 · 489 students
HERITAGE HEIGHTS ELEMENTARY SCHOOL
Grades PK-5 · 419 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Amherst, NY?
Ordered by distance from Amherst, not by size. Compare Amherst side by side with any of them.
Amherst housing market FAQ
Is Amherst a buyer's or seller's market?
Amherst, NY is currently a strong seller's market. That read comes from 1.6 months of supply, homes going under contract in about 9 days, and sellers getting 107.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Amherst?
The median sale price in the last month Redfin published was $385,000, about $227 per square foot.
Is Amherst cheaper than the rest of New York?
Amherst's median sale price of $385,000 is 38% lower than the New York statewide median of $620,500, and 6% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Amherst?
Homes in Amherst, NY spent a median of 9 days on market before going under contract, versus 42 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Amherst?
At the current 30-year fixed rate of 6.66%, 20% down on a $385,000 home is about $1,979 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $84,827 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Amherst?
Redfin's last published year-over-year change for Amherst, NY was +3.4%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Amherst?
Amherst ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Amherst?
That depends on your timeline, not on a headline. What the data says today: Amherst, NY is a strong seller's market with 1.6 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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